Photo: Humbles Art · CC BY-SA 3.087 homes sold in Benton Harbor in the last year, at a typical $140K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Benton Harbor homes are listed.
Every place Benton Harbor homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Benton Harbor.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 85% of Benton Harbor’s sales, at a typical $112K
87 homes sold in the year to May 2026.
typical sale · 74 sold in 12 months
- Per square foot
- $97MI $172
- Days to sell
- 59
- Sold over asking
- 23%
- Listings with a price cut
- 31%
Multi-family (2–4 units): 5 sold, typical $74K
Condos: 8 sold, typical $712K
Too few sales in 12 months for reliable figures.
More homes sell than most years, at 4.7 times the 2016 price
87 sales in the last year, against 81 in 2021 and a low of 52 in 2017. The typical sale went from $30K in 2016 to $140K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $150K buys in Benton Harbor
Check a listing against what Benton Harbor homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Benton Harbor are more common than before the pandemic, with about as many homes for sale
We read every month of Benton Harbor’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 87 sales.
If you’re buying in Benton Harbor
- Shop in August. It brings about 9 new listings a month, close to the busiest month, with fewer bidding wars (11% over asking).
- You can negotiate. 25% of listings have cut their price, against 15% before the pandemic.
- Offer under asking. Buyers paid 94.4% of the list price on average; 20% paid over.
- You’ll usually have time. Only 34% of homes go under contract within two weeks; the typical one takes 61 days.
Fall brings the homes; spring brings the bidding wars
September has the most new listings (about 10 a month), but April is the most competitive: 22% of April sales close over asking. August has the least competition (11%).
Averages for each calendar month, 2015 on.
Nearly as heated as 2021, and calmer than Michigan
| Benton Harbor now | 2017–19 | 2021 peak | MI now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 20% | 11% | 20% | 31% |
| Gone within two weeksShare of homes under contract within 14 days | 34% | 14% | 32% | 43% |
| Listings with a price cutShare of homes for sale that cut their price | 25% | 15% | 17% | 28% |
| Price paid vs. askingAverage sale price ÷ list price | 94.4% | 91.7% | 94.8% | 98.4% |
| Days to sellMedian days from listing to contract | 61 | 88 | 45 | 33 |
30 homes for sale on a typical day
That’s 1.9 times the 2021 low (16), about the 2017–19 level and well under 2012’s 48.
1 in 4 listings has cut its price
25% in the last year, against 15% in 2017–19 and 28% across Michigan. More sellers are pricing high and coming down.
Since 2019, houses are up 92%, condos 79%
A house typically sold for $112K in the last year (74 sales), a condo for $712K (8).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Benton Harbor ranks 180th of 194 busy Michigan markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Benton Harbor is one of the state’s calmer markets.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Benton Harbor home costs about $869 a month
Price: Benton Harbor’s typical sale, last 12 months. Property tax at Benton Harbor’s 1.2% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Benton Harbor is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in September
The month with the most choice. January has the fewest, about 5.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $140K home, about $1,670 a year.
Taxes vs. neighborsSchools
The schools grade for Benton Harbor, from test results, graduation and how much students grow.
Schools in Benton HarborTypical commute
The average one-way trip to work for people who live in Benton Harbor.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Benton Heights sells for less a square foot; Fair Plain, St. Joseph, Watervliet, Paw Paw Lake and Berrien Springs for far more
The busier markets within 25 miles of Benton Harbor, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| St. Joseph | 143 | $344K | $222 | 21% | 60 |
| Fair Plain | 104 | $194K | $139 | 28% | 51 |
| Benton Harbor | 87 | $140K | $108 | 20% | 61 |
| Paw Paw Lake | 62 | $292K | $198 | 27% | 40 |
| Watervliet | 29 | $202K | $142 | 24% | 43 |
| Benton Heights | 26 | $81K | $64 | 12% | 72 |
| Berrien Springs | 21 | $238K | $153 | 10% | 64 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Benton Harbor, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Benton Harbor. People who follow the town see it, and so do people comparing Benton Harbor with their own town. No commission, no listing fee.
Questions about buying a home in Benton Harbor
What do homes sell for in Benton Harbor, MI?
87 homes sold in the year to May 2026 at a typical $140K, $108 a square foot.
Is Benton Harbor a buyer’s or seller’s market?
A balanced market: 29 homes were for sale in May 2026 and 6 sold, about 4.8 months of supply. Buyers paid 94.4% of asking on average, and 25% of listings cut their price.
When is the best time to buy in Benton Harbor?
September brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Benton Harbor?
About 1.2% of a home’s value a year. On a $140K home that’s near $1,670.
Where can I see homes for sale in Benton Harbor?
Zillow, Redfin, Realtor.com and Homes.com all carry Benton Harbor’s MLS listings; the search links above open each one filtered to Benton Harbor.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).